1837 2nd Ave · Macon-Bibb County, GA 31201

$65,000

3 bd · 1.0 ba · 1,126 sqft · SingleFamily public records · 138 Days on market

Built 1950 5,662 sqft lot $58/sqft · 76% above area

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in this 3 Bedroom home! Tenant occupied at $850/month. Please do not disturb the tenant. Call Agent for more info today!

Key facts

• 5,662 sq ft lot
• Built 1950
• Listed 137 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 5.4% in Macon-Bibb County — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Bibb County (urban): math 11% / reading 18% proficiency, ranked #161 of 174 in GA (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 75 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 154 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).
• At $1,260/mo this rent would consume 51% of the median local household income ($29k/yr) (locally 1124% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Bibb County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $19k; list at $65k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.94% ✓
• Cap rate: 16.96%
• Cash-on-cash: 38.11%
• DSCR: 2.70
• GRM: 4.3

CMA / ARV

• ARV (median comp): $37,020
• List price: $65,000
• Delta: 75.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
395 Lincoln Ave	0.42mi	3/1.0	1,164 (+3%)	2mo	$33,000	$28	73
1554 Walnut St	0.31mi	2/1.0 (-1)	1,008 (-10%)	1mo	$35,000	$35	62
295 Moughon St	0.16mi	3/1.0	1,015 (-10%)	20mo	$62,700	$62	60
2120 Mutual Ave	0.46mi	3/2.0	1,149 (+2%)	14mo	$86,481	$75	59
2186 Neal Ave	0.58mi	2/1.0 (-1)	1,177 (+4%)	5mo	$25,000	$21	56
1930 Northbrook Ave	0.60mi	3/1.0	1,071 (-5%)	9mo	$130,000	$121	56
191 Madison St	0.43mi	2/1.0 (-1)	1,024 (-9%)	10mo	$30,000	$29	52
255 Rogers Ave	0.67mi	2/1.0 (-1)	1,054 (-6%)	2mo	$70,000	$66	51
1930 Mallory Dr	0.55mi	3/1.0	1,029 (-9%)	15mo	$72,900	$71	48
2169 Neal Ave	0.58mi	2/1.0 (-1)	1,029 (-9%)	11mo	$55,000	$53	45
1935 Northbrook Ave	0.62mi	3/2.0	1,224 (+9%)	10mo	$110,000	$90	44
366 Gaillard St	0.59mi	2/2.0 (-1)	1,025 (-9%)	9mo	$38,000	$37	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 34.3%
• Equity multiple: 2.45×
• Total profit: $26,422
• Equity at exit: $9,692

10-year hold

• IRR: 41.2%
• Equity multiple: 4.90×
• Total profit: $70,985
• Equity at exit: $5,620

Cash invested: $18,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 31201

• Rents YoY: 3.1%
• Active inventory: 75
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,260 high
• Mortgage (P&I): −$341
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $578

Break-even live

Break-even rent $528

Max offer price $65,000

Occupancy floor 49%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
285 Moughon St Macon, GA	3.0	1.0	1015	$900	$0.89	13d	1	0.13mi
1975 Vineville Ave Macon, GA	1.0–3.0	1.0	1050	$950	$0.90	21d	5	0.25mi
1417 Woodliff St Macon, GA	3.0	1.0	908	$1,100	$1.21	21d	1	0.35mi
2063 Vineville Ave Unit N5 Macon, GA	3.0	2.0	1169	$1,200	$1.03	21d	1	0.37mi
391 Madison St Macon, GA	3.0	2.0	1236	$1,350	$1.09	13d	1	0.41mi
347 College St Macon, GA	2.0	1.0–2.0	725	$2,600	$3.59	13d	4	0.49mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	13d	1	0.57mi
1930 Northbrook Ave Macon, GA	3.0	1.0	1071	$1,400	$1.31	43d	1	0.57mi
147 Orange St Macon, GA	3.0	2.0	1500	$1,695	$1.13	13d	1	0.63mi
218 Orange St Macon, GA	2.0	1.0	1100	$1,300	$1.18	21d	1	0.63mi
2350 English Ave Apt 3D Macon, GA	3.0	1.5	980	$1,095	$1.12	43d	1	0.64mi
328 Rogers Ave Macon, GA	3.0	2.0	1355	$1,200	$0.89	43d	1	0.73mi
440 Bonnie Dr Macon, GA	2.0	1.5	1192	$1,700	$1.43	43d	1	0.73mi
132 Oak Haven Ave Macon, GA	2.0	1.0	720	$975	$1.35	43d	1	0.74mi
130 Calloway Dr Macon, GA	2.0	2.0	950	$950	$1.00	43d	1	0.74mi
1249 Duncan Ave Unit B Macon, GA	2.0	2.0	700	$1,095	$1.56	43d	1	0.75mi
1249 Duncan Ave Unit C Macon, GA	2.0	2.0	900	$795	$0.88	43d	1	0.75mi
952 Georgia Ave Unit 3 Macon, GA	2.0	1.0	900	$950	$1.06	13d	1	0.77mi
952 Georgia Ave Macon, GA	2.0	2.0	1115	$1,295	$1.16	43d	1	0.77mi
185 Oak Haven Ave Apt A4 Macon, GA	3.0	2.0	1100	$1,200	$1.09	21d	1	0.78mi
941 Hill Park Unit 2 Macon, GA	2.0	1.0	800	$850	$1.06	21d	1	0.79mi
955 Walnut St Unit B Macon, GA	2.0	1.0	840	$1,075	$1.28	43d	1	0.82mi
2370 Rogers Pl Macon, GA	2.0	1.0	832	$925	$1.11	43d	1	0.83mi
384 Spring St Unit 1 Macon, GA	3.0	2.0	1200	$1,250	$1.04	43d	1	0.84mi
2154 Napier Ave Macon, GA	3.0	1.0	1344	$1,400	$1.04	21d	1	0.85mi
813 Forsyth St Unit C Macon, GA	2.0	2.0	1105	$1,400	$1.27	13d	1	0.91mi
2375 Parker Ave Unit 3 Macon, GA	2.0	1.0	850	$1,200	$1.41	43d	1	0.91mi
1268 College St Unit 1 Macon, GA	2.0	2.0	1500	$1,730	$1.15	43d	1	0.92mi
1232 Shamrock St Macon, GA	3.0	2.0	1282	$1,700	$1.33	13d	1	0.94mi
867 Orange Ter Unit B Macon, GA	2.0	2.0	1088	$1,400	$1.29	43d	1	0.95mi
867 Orange Ter #2 Macon, GA	2.0	1.0	1088	$1,500	$1.38	43d	1	0.95mi
1227 Calhoun St Macon, GA	2.0	1.5	1212	$1,200	$0.99	43d	1	1.01mi
957 New St Macon, GA	2.0	1.5	1200	$1,050	$0.88	13d	1	1.02mi
484 1st St #300 Macon, GA	2.0	1.0	1400	$1,625	$1.16	13d	1	1.06mi
1347 Jackson St Macon, GA	3.0	2.0	1435	$1,300	$0.91	43d	1	1.18mi
2755 Vineville Ave Unit B Macon, GA	3.0	2.0	900	$1,375	$1.53	43d	1	1.18mi
482 Poplar St Macon, GA	1.0–2.0	1.0–2.0	850	$1,425	$1.68	21d	4	1.28mi
476 3rd St Macon, GA	2.0	1.0	942	$1,850	$1.96	13d	8	1.28mi
832 Elm St Macon, GA	3.0	2.0	1121	$1,175	$1.05	43d	1	1.28mi
470 Poplar St Unit 202 Macon, GA	2.0	2.0	1000	$1,425	$1.43	43d	1	1.29mi

Listing history 18 events

1. 2026-06-19
   days on market $65,000 Active 138 DOM
2. 2026-06-18
   days on market $65,000 Active 137 DOM
3. 2026-06-17
   days on market $65,000 Active 136 DOM
4. 2026-06-16
   days on market $65,000 Active 135 DOM
5. 2026-06-15
   days on market $65,000 Active 134 DOM
6. 2026-06-14
   days on market $65,000 Active 132 DOM
7. 2026-06-13
   days on market $65,000 Active 131 DOM
8. 2026-06-10
   days on market $65,000 Active 129 DOM
9. 2026-06-09
   days on market $65,000 Active 128 DOM
10. 2026-06-09
    days on market $65,000 Active 127 DOM
11. 2026-06-07
    days on market $65,000 Active 126 DOM
12. 2026-06-03
    days on market $65,000 Active 122 DOM
13. 2026-06-02
    days on market $65,000 Active 121 DOM
14. 2026-06-01
    days on market $65,000 Active 120 DOM
15. 2026-05-31
    days on market $65,000 Active 119 DOM
16. 2026-05-30
    days on market $65,000 Active 118 DOM
17. 2026-02-01
    listed $65,000 Active 149-char remark

    Show marketing remark (149 chars)

    Great investment opportunity in this 3 Bedroom home! Tenant occupied at $850/month. Please do not disturb the tenant. Call Agent for more info today!

18. 2003-09-02
    soldstatus $19,090

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $593 · $49/mo
• Projected year-2 tax: $598 · $50/mo
• Expected delta: +$5/yr ($0/mo · 0.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,120
• − Mortgage interest: −$3,641
• − Property taxes: −$593
• − Insurance: −$325
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$1,891
• Taxable income: $6,251
• Est. tax owed @ 24.0%: −$1,500
• After-tax cash flow: $5,436/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Bibb County
• NCES district ID: 1300420
• Math proficiency: 11% ▼ -14.00%
• Reading proficiency: 18% ▼ -11.00%
• Median HH income: $37,426
• Composite: 12.13/100
• National rank: #9654
• State rank: #161 of 174 in GA

Livability — Macon-Bibb County

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Macon-Bibb County, GA
• County: Bibb County · 164,332 people
• City population: 143,186
• Metro: Macon-Bibb County, GA
• Population (ZIP): 7,891
• Household income: $29,420
• Rent vs Own: 76.0% rent · 24.0% own
• Severe rent burden: 1124.0

Population outlook (Bibb County) Hauer SSP2

• Today (2025): 148,772 people
• By 2030: 145,904 · -1.9%
• By 2040: 139,404 · -6.3%
• By 2050: 131,603 · -11.5%
• By 2075: 111,050 · -25.4%
• By 2100: 83,346 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 59% White 31% Hispanic / Latino 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Bibb

• 2024 margin: Strong D (+22.4) · D 61.0% · R 38.5%
• 2008→2024 swing: +4.4pp toward D · 2008: 18.0pp · 2024: 22.4pp
• All cycles: 2024: D+22.4 2020: D+23.8 2016: D+20.2 2012: D+20.0 2008: D+18.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.32%
• Current HPI: 100.04
• Rent YoY: ▲ 3.11%
• Metro: Macon-Bibb County, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+240.5% since first listed

2 events — show timeline

• 2026-02-01 Listed $65,000 MGMLS
• 2003-09-02 Sold (Public Records) $19,090 Public Records

Property tax history

+5.9%/yr

Latest (2025): $593 · +3.9% YoY. Source: county tax records.